I sincerely hope you can help me. My Suffolk conveyancer is advising me that he is legally obliged toconduct Suffolk conveyancing searches becausethe firm are on the Nat Westconveyancing panel. These Suffolk checks cost a lot of money can this be avoided?
You have limited options available to you. Given that you are taking out a loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Suffolk conveyancing searches.
We are planning to acquire a house and require a conveyancing solicitor in Suffolk who is on the RBS conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Suffolk.
Can you clarify what the consequences are if my solicitor is suspended from the Nationwide Conveyancing panel ahead of completing my conveyancing in Suffolk?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Suffolk?
There are two types of lawyers who can conduct conveyancing in Suffolk namely CLC regulated conveyancers or solicitors. The two can handle the legal services that required to complete the disposal or acquisition of property. They are both required to carry out Suffolk conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be professionally conducted and that the requisite steps will be correctly taken.
My uncle informed me that in buying a property in Suffolk there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are a number of properties in Suffolk which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Suffolk should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting the release of further funds on our mortgage from UBS as we want to carry out a loft conversion to our home in Suffolk. Are we obliged to select a local Suffolk solicitor on the UBS conveyancing panel to deal with the legals?
UBS would not normally require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I have recentlydiscovered that Action Conveyancing have closed. They conducted my conveyancing in Suffolk for a purchase of a leasehold apartment 9 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Suffolk conveyancing specialists.